If you're trying to do a securities sale with a variable group of investors, Reg CF or Reg D would be the best option.

I also heard of one that had a reverse mortgage on it, which does not allow the mortgagee to rent any portion of the property that secures the mortgage - which essentially makes it a single family usage. 

Should reference monthly rent, due date, security deposit, lease term, ANY oddball agreements (i.e. cut grass for $50/mo off of rent), deferred maintenance requests, etc.

And I will return their security deposit after I assess for any damages after they are out.

There is a big difference from a title company holding earnest money funds in a secured account vs an individual person holding those funds. 

The best way to secure the best deal is to have the most information, so a year of research, due diligence and immersion can certainly help. 

I am holding 1mo security deposit currently.So she paid OCT rent, and per the lease should pay NOV rent ($2k) + 1mo fee ($2k).I know she is just going to walk and not pay the additional rent or fee ($4k total)....why wouldn't she?

We get first and last plus security deposit up front.

It was a good asset as security to lend money How did you find this deal and how did you negotiate it?

Waiting & saving more for down payment leaves me stuck renting my personal residence and potentially can't keep pace with market pricesI'm considering putting my rental purchase on hold and buying a personal residence first to secure my financial health but this still leaves me at square 1 with my investing journey.